I am purchasing a brand new duplex in Ingatestone and my lawyer is advising me that she has to the bank to reveal incentives from the seller. I am nearing the developer’s deadline to sign contracts and I would rather not delay the conveyancing. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Having invested time reading consumer advice sites for a recommended lawyer in Ingatestone, many post that I should look for a CQS assured solicitor. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in buying or selling property, trusted by some of the UK's biggest banks. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Council of Licensed Conveyancing. Ingatestone is one of the many areas in England and Wales where there are Accredited solicitors.

How can we know in advance if a Ingatestone conveyancing solicitor on the Coventry BS panel is any good?

When it comes to conveyancing in Ingatestone seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor conducting your conveyancing.

We have a mortgage agreed in principle with Kent Reliance. Ingatestone conveyancing lawyers are appointed. What is the average time that one could expect to receive a mortgage offer from Kent Reliance?

There is no definitive answer here. Have Kent Reliance completed the survey? Have you informed Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I was told two weeks ago that my mortgage has been agreed to by Barclays. Is it usual for Barclays to only issue the offer once my solicitor in Ingatestone is approved on their conveyancing panel? Barclays have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Ingatestone?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Ingatestone. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

What are the frequently found problems that you witness in leases for Ingatestone properties?

Leasehold conveyancing in Ingatestone is not unique. All leases are individual and drafting errors can sometimes mean that certain sections are missing. The following missing provisions could result in a defective lease:

Clauses dealing with recovering service charges for expenditure on the building or common parts.

You could encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Nationwide Building Society, The Mortgage Works, and Nottingham Building Society all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the buyer to pull out.

Ingatestone Conveyancing for Leasehold Flats - A selection of Queries Prior to buying

What is the maintenance charge and ground rent on the apartment? The best form of lease arrangement is if the freehold title is owned by the leaseholders. In this situation the tenants enjoy being in charge if their destiny and even though a managing agent is usually employed where it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. Best to be warned if window replacement or some other significant cost is due shortly that will be shared amongst the leasehold owners and could well materially impact the level of the maintenance charges or require a one off payment.